Can I raise rent on a month-to-month tenant in Oregon?
Yes - after the first year, with 90 days' written notice under ORS 90.323, subject to the ORS 90.324 cap.
ORS 90.323 - Raising Rent on a Month-to-Month Tenant in Oregon
Short answer
Yes - after the first year of a month-to-month tenancy, you may raise rent with at least 90 days' written notice under ORS 90.323. The increase generally cannot exceed the statewide annual cap under ORS 90.324 (lower of 10% or 7% + CPI). No increase is allowed during the first year, and only one increase is allowed per 12-month period.
90-day written notice under ORS 90.323
Deliver written notice at least 90 calendar days before the increase takes effect. Serve under ORS 90.155 - personal delivery, first class mail (add 3 days), or attach-and-mail if the lease authorizes it.
First-year freeze
ORS 90.323(1) prohibits any rent increase during the first year of a month-to-month tenancy, even if the prior tenant paid more. The 12 months starts at the beginning of the current tenant's tenancy.
Once-per-12-months limit
ORS 90.323(3) limits residential rent increases to once in any 12-month period - measured from the prior increase, not the calendar year.
Statewide rent cap - ORS 90.324
Annual increases are capped at the lower of 10% or 7% plus the September West Region CPI. Oregon DAS publishes the maximum allowable percentage each September for the following calendar year.
Exemptions from the cap
ORS 90.323(8) exempts units whose first certificate of occupancy was issued within the last 15 years and certain regulated affordable housing. The 90-day notice and first-year and once-per-year rules still apply.
Portland relocation assistance
Portland's FAIR ordinance (City Code 30.01.085) triggers landlord-paid relocation assistance for increases of 10% or more over a rolling 12-month period, with limited exemptions.
Frequently asked
How much notice for a month-to-month rent increase in Oregon?
At least 90 days under ORS 90.323. Add 3 days if served by first class mail.
Can I raise rent more than once a year?
No. ORS 90.323(3) limits residential rent increases to once in any 12-month period.
What if my building is less than 15 years old?
The annual rent cap does not apply, but 90-day notice, no-first-year, and once-per-year rules still do.
Do I owe relocation assistance for big increases?
In Portland, yes - 10%+ increases over a rolling 12 months trigger landlord-paid relocation assistance.
Source references
- ORS 90.323
- ORS 90.324
- Portland City Code 30.01.085
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Propsistant provides general landlord-tenant information from selected statutes and official sources. It is not a law firm, does not provide legal advice, does not create an attorney-client relationship, and is not a substitute for a licensed attorney in your jurisdiction.